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Find a Pontllanfraith Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Pontllanfraith? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Pontllanfraith transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Pontllanfraith conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Pontllanfraith

Forgive me if this question is silly but I am new to the house moving as a first time buyer of a garden flat in Pontllanfraith. Do I receive the keys to the house on the completion date from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Pontllanfraith?

On the day of completion you will not be required to go to the conveyancers office in Pontllanfraith. Your solicitors will transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be invited to receive the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.

I have paid off my mortgage with Clydesdale. I assume I don't need a Pontllanfraith solicitor on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Clydesdale has sent the Land Registry the discharge electronically, and
  3. Clydesdale has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Clydesdale mortgage has been paid off.

After much negotiation I have agreed a price on a house in Pontllanfraith. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £150. A couple of days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I require expedited conveyancing in Pontllanfraith as I am faced with an ultimatum to complete in less than one month. Fortunately I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are not getting a mortgage you are at liberty not to do searches although no law firm would recommend that you don't. With lots of history conveyancing in Pontllanfraith the following are examples of what can arise and therefore affect market value: Enforcement Actions, Overdue Charges, Outstanding Grants, Unadopted Roads,...

I have recentlybeen informed that Stirling Law have closed. They carried out my conveyancing in Pontllanfraith for a purchase of a leasehold apartment 12 months ago. How can I check that the property is not still registered in the name of the former proprietor?

The easiest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Pontllanfraith conveyancing specialists.

Do I need to be concerned that estate agents that I am dealing with are suggesting an internet conveyancing firm rather than a local Pontllanfraith conveyancing practice?

As with many service providers, often referrals from relatives can be extremely useful or valuable. But there are many players in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all put forward lawyers to choose. On occasion these lawyers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You are free to appoint your preferred conveyancer. Don't forget that some lenders specify a panel list of conveyancers you have to use for the mortgage related work in your transaction.

I am employed by a reputable estate agent office in Pontllanfraith where we see a number of flat sales derailed as a result of short leases. I have been given inconsistent advice from local Pontllanfraith conveyancing firms. Could you clarify whether the vendor of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I am the registered owner of a ground floor flat in Pontllanfraith, conveyancing having been completed in 1998. How much will my lease extension cost? Equivalent properties in Pontllanfraith with an extended lease are worth £176,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2104

With 80 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

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